Real Estate Investing in Sackets Harbor, New York (13685)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13685 (Sackets Harbor, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 30.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sackets Harbor, NY (13685)?
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Market Analysis: 13685 Sackets Harbor
The 13685 ZIP in Sackets Harbor, NY is a local-operator market. Outside capital chasing a $304K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 13685 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader NY picture, 13685 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 13685 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 13685 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sackets Harbor:
Property Strategy for 13685
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $234,599 | $1,570 | 4.8% | +7.3% | $117,300 |
| 3BR | $295,397 | $2,130 | 5.2% | +7.0% | $98,466 |
| 4BR | $361,437 | $2,620 | 5.2% | +8.2% | $90,359 |
Market Trends
Home Value History (with trend line)
📊 How Does 13685 Compare?
| Metric | 13685 | Sackets Harbor | Watertown-Fort Drum, NY | New York |
|---|---|---|---|---|
| Home Value | $303,630 | $303,630 | N/A | $505,608 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 6.6% |
| Avg Rent | $1,413 | $1,413 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13685 (Sackets Harbor, NY). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $303,630 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13685
Population: 2,234
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 13685
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 630 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Sackets Harbor, NY?
For Sackets Harbor, NY, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are eviction rules reasonable in Sackets Harbor, NY?
The landlord environment in Sackets Harbor, NY is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is Sackets Harbor, NY a good market for FHA house hackers?
For house hackers, Sackets Harbor, NY is a challenging. The $1,413/mo rent on a unit helps defray the mortgage on a $304K property.
How does Sackets Harbor, NY stack up for property investment?
Sackets Harbor, NY scores 3.0/5 for investability. Home values sit at $304K and rents near $1,413/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How qualified is the tenant pool in Sackets Harbor, NY?
Sackets Harbor, NY offers a reliable renter base at the $1,413/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 13685 now. You don’t know where it ranks.
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How 13685 ranks in Watertown-Fort Drum, NY
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